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X owns Lot A, 2,600 sqm, in Metro Manila, with a Torrens title. Y, a neighbor who occupies adjacent Lot B, installed a permanently embedded koi pond on Lot A, including a concrete basin, surrounding masonry, and a buried drainage line that ties into Lot A’s irrigation system. The feature is sunk into the ground, cannot be removed without breaking concrete, and has remained for 9 years with X’s knowledge but without any formal agreement. X now plans to repave the area to install a parking space and asks that the pond be removed. Y contends that the pond is a fixture and part of the real property and must remain with the land, while X argues it is a removable movable article not forming part of the real property. (a) State the controlling doctrine for determining whether a thing becomes part of immovable property and its essential elements. (b) Explain how this doctrine operates when the land is Torrens-registered and how the analysis would differ if the land were unregistered. (c) Based on the facts, determine whether the koi pond constitutes a fixture and discuss the remedies available to the parties.